ᐅ House without a garage and basement? Converting the attic? Vent pipe?
Created on: 24 Jun 2015 19:59
G
Grym
We have been considering the following:
If we want to build without a basement and without a garage, preferably with just a carport, does it make sense – and what would the cost difference be – to convert the attic instead?
We plan to build a structure approximately 10.50 meters x 8.50 meters (34.4 ft x 27.9 ft) along the street. On top, a gable roof with a 45-degree pitch (alternatively: only 40 degrees), and the knee wall on the first floor should be about 1.40 meters (4.6 ft) high. At the highest point, the interior height would probably be around 2.80 meters (9.2 ft).
Instead of insulating the top floor ceiling, we would insulate the roof. For cost reasons, the top floor ceiling would remain a wooden beam construction (I assume?). The attic would be an unheated secondary space but equipped with at least one ventilation opening.
The staircase up to the attic should be reasonably comfortable. What is the cost of a standard residential staircase? We might simply extend the living area staircase to the attic if the additional cost is not too high.
In the medium term, we want a wood-and-metal design carport for two cars next to the house, with bike racks in the rear area (which in my opinion looks much better than a concrete and steel garage box). The bikes would be weather-protected but quickly accessible. Necessary garden tools will be stored in the utility room; unnecessary items, seasonal goods, heirlooms, etc., will go into the attic (within the thermal envelope and ventilated by a controlled residential ventilation system). Likewise, winter storage of the garden chairs would be in the attic; in summer, they will remain outside permanently.
It is also unclear whether and what kind of equipment could be located in the utility room (ground or air source heat pump, controlled residential ventilation system, hot water hygiene storage tank, etc.).
Another question is what the cost impact would be for this kind of attic conversion (planned from the start and carried out by the general contractor) compared to the standard option (insulating the top floor ceiling, insulated pull-down stairs to the unheated attic space).
If we want to build without a basement and without a garage, preferably with just a carport, does it make sense – and what would the cost difference be – to convert the attic instead?
We plan to build a structure approximately 10.50 meters x 8.50 meters (34.4 ft x 27.9 ft) along the street. On top, a gable roof with a 45-degree pitch (alternatively: only 40 degrees), and the knee wall on the first floor should be about 1.40 meters (4.6 ft) high. At the highest point, the interior height would probably be around 2.80 meters (9.2 ft).
Instead of insulating the top floor ceiling, we would insulate the roof. For cost reasons, the top floor ceiling would remain a wooden beam construction (I assume?). The attic would be an unheated secondary space but equipped with at least one ventilation opening.
The staircase up to the attic should be reasonably comfortable. What is the cost of a standard residential staircase? We might simply extend the living area staircase to the attic if the additional cost is not too high.
In the medium term, we want a wood-and-metal design carport for two cars next to the house, with bike racks in the rear area (which in my opinion looks much better than a concrete and steel garage box). The bikes would be weather-protected but quickly accessible. Necessary garden tools will be stored in the utility room; unnecessary items, seasonal goods, heirlooms, etc., will go into the attic (within the thermal envelope and ventilated by a controlled residential ventilation system). Likewise, winter storage of the garden chairs would be in the attic; in summer, they will remain outside permanently.
It is also unclear whether and what kind of equipment could be located in the utility room (ground or air source heat pump, controlled residential ventilation system, hot water hygiene storage tank, etc.).
Another question is what the cost impact would be for this kind of attic conversion (planned from the start and carried out by the general contractor) compared to the standard option (insulating the top floor ceiling, insulated pull-down stairs to the unheated attic space).
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Username_wahl24 Jun 2015 22:34Just visit a few model home parks. That will surely provide enough input.
Oh no, he actually wants to earn something! All the more reason to make him work for it. He won’t do it for free just because you show him everything in advance.
Forget about sending the exact same request to three (or ten) general contractors and then expecting comparable offers.
When you buy a single-family house, you’re not buying a mass-produced product off the shelf where you only set the basic conditions and get comparable quality, allowing you to decide solely based on price.
Talk to someone who knows what they’re doing and who, in a personal conversation, tries to find out what you actually need. Within two or three meetings, you should get much further than you ever could in a forum.
Forget about sending the exact same request to three (or ten) general contractors and then expecting comparable offers.
When you buy a single-family house, you’re not buying a mass-produced product off the shelf where you only set the basic conditions and get comparable quality, allowing you to decide solely based on price.
Talk to someone who knows what they’re doing and who, in a personal conversation, tries to find out what you actually need. Within two or three meetings, you should get much further than you ever could in a forum.
Bauexperte schrieb:
From what I've read so far from you—and I think I would pick up on it in a personal conversation too—I would advise you to think twice. Without a planning contract, you wouldn’t even get close to being able to “bother” me. You see, that’s why I first want to gather some solid ideas so I can approach things confidently and the general contractor thinks I’ve already got him in my pocket.
Grym schrieb:
The stairs going up should also be reasonably comfortable. How much does a standard interior staircase usually cost? Maybe we would just extend the interior staircase up to the attic if it’s not too expensive?The costs are definitely manageable compared to the benefit of the attic, but...
Grym schrieb:
and without a garageOops... I’ve read so many of your posts about details of a garage and storage room...
Grym schrieb:
a wood-metal design carportso now there’s something expensive added again
Grym schrieb:
(in my opinion, looks 100 times better than a concrete and steel garage block)Oh dear... see above
Grym schrieb:
Necessary garden tools will be stored in the utility room,Oh wow, a lawn mower and rake in the utility room right next to the laundry...
Grym schrieb:
Heirloomsthere’s always eBay for those, before they rot in the landfill or get forgotten.
Grym schrieb:
I would store the garden chairs for winter in the attic,Have you ever actually lived somewhere? (a nod to the Ikea advertising?)
Grym schrieb:
The builder will probably ask me whether I want a gable roof or a hip roof,No, not necessarily. As a layperson you consult someone knowledgeable, give them your room requirements, and they advise you on costs, space usage, and options.
You certainly choose a builder within your price range, but the most important factor is trust in quality.
Honestly: if you give me a contract, either in my full-time job or my freelance work, and come with 100% fixed instructions, you definitely won’t get my empirical knowledge, my thinking, or my ideas born from passion, all naturally included in the price. Almost every job involves consulting as part of the (good) entrepreneur’s philosophy... if that’s not wanted, then you just put on blinkers. Quick money rarely smells good.
Right now, you’re losing yourself in the simplicity of being a layperson. This happens to many amateur builders trying to piece their house together themselves. In the end, they go to the builder who dictates their approach. Unfortunately, you’re wasting too much time as a layperson on this and that... Have you ever gotten a perfect answer to your contradictory questions?
By the way, I notice you include your own answers inside your questions. That’s rhetorically not a good basis for meaningful answers.
Regards, Yvonne
B
Bauexperte24 Jun 2015 23:10Grym schrieb:
You see, that’s why you should first gather a few solid ideas so you can approach the general contractor confidently, making them think they already have me in the bag. With all due respect – you’re a bit off your rocker... maybe two or three bits off...
Who exactly are you trying to fool?
Best regards, Bauexperte
I am a fan of a bit of chaos and certainly went through a phase of finding my way. I recommend structuring your house-building process a bit. No one forbids you from thinking and having ideas.
Don’t believe that a general contractor (GC) is rubbing their hands when an inexperienced client comes along—in fact, I think they rather frown because they know the potential client probably has a dozen other GCs to compare before deciding.
Still, let me clarify for my own understanding:
1. What is your budget for the house?
2. Do you have a plot of land? If yes, what are the building restrictions there?
3. What are your requirements?
4. Which concept—whether one you devised yourself or developed with a GC or architect—meets your needs? This includes the basement, attic, heating system, and its location within the house.
...
549. What kind of carport do you want to design?
550. Should it have a stylish bike rack?
P.S.: I advise against carrying your garden furniture up to the attic... better build a garden shed.
Don’t believe that a general contractor (GC) is rubbing their hands when an inexperienced client comes along—in fact, I think they rather frown because they know the potential client probably has a dozen other GCs to compare before deciding.
Still, let me clarify for my own understanding:
1. What is your budget for the house?
2. Do you have a plot of land? If yes, what are the building restrictions there?
3. What are your requirements?
4. Which concept—whether one you devised yourself or developed with a GC or architect—meets your needs? This includes the basement, attic, heating system, and its location within the house.
...
549. What kind of carport do you want to design?
550. Should it have a stylish bike rack?
P.S.: I advise against carrying your garden furniture up to the attic... better build a garden shed.
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